32 Belmont St · Rancho Mirage, CA 92270

$178,900

2 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 75 Days on market

Built 2000 $152/sqft · 88% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAJOR PRICE REDUCTION!!!! Located in the heart of Rancho Mirage and built in 2000, this 3 bedroom two bath Home with side by side covered parking, and a third open space adjacent. and sits on a green belt, with views of the foothills and so close to all major shopping, restaurants, and entertainment, not to mention the world class Rancho Miragge Public Library . Beautiful family Park with clubhouse Pool and Spa Space rent is 937.00 which includes water and sewer. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and Deli Call Marilyn for a showing today

Key facts

• Green belt
• Covered parking
• Clubhouse

Tags

• COVERED PARKING
• GREEN BELT
• VIEWS OF THE FOOTHILLS
• CLUBHOUSE
• POOL
• SPA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.0% in Rancho Mirage — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 51/100 on livability (#1,065 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+; Watch: amenities F, commute F, cost of living F.
• Palm Springs Unified (suburban): math 21% / reading 42% proficiency, ranked #328 of 517 in CA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 532 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 9,195 units permitted in Riverside County in 2024 (1,512 in 5+ unit buildings).
• This rent runs 35% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Riverside County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $179k implies a 258% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,166 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.31%
• DSCR: 2.53
• GRM: 4.8

CMA / ARV

• ARV (median comp): $95,000
• List price: $178,900
• Delta: 88.32%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 Santa Anita St	0.01mi	3/2.0 (+1)	1,176 (0%)	17mo	$198,000	$168	81
33 Belmont	0.04mi	2/2.0	1,152 (-2%)	19mo	$89,000	$77	79
521 Calle Madrigal	0.45mi	2/2.0	1,152 (-2%)	4mo	$83,999	$73	72
364 Avenida Andorra	0.32mi	3/2.0 (+1)	1,152 (-2%)	10mo	$212,000	$184	68
204 Golden State St	0.10mi	3/2.0 (+1)	1,100 (-6%)	21mo	$59,000	$54	62
246 S Paseo Laredo	0.63mi	3/2.0 (+1)	1,104 (-6%)	2mo	$65,000	$59	54
354 Andorra Way	0.32mi	2/2.0	1,344 (+14%)	13mo	$240,000	$179	50
65 Golden State St	0.09mi	3/2.0 (+1)	1,344 (+14%)	23mo	$180,000	$134	48
490 Calle Madrigal	0.45mi	3/2.0 (+1)	1,296 (+10%)	18mo	$105,000	$81	42
478 Calle Madrigal	0.50mi	2/2.0	1,344 (+14%)	14mo	$184,000	$137	41
270 Pimlico	0.25mi	3/2.0 (+1)	1,344 (+14%)	23mo	$148,000	$110	40
503 Cerritos Way	0.40mi	3/4.0 (+1)	1,320 (+12%)	24mo	$192,000	$145	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.29×
• Total profit: $64,446
• Equity at exit: $26,675

10-year hold

• IRR: 38.1%
• Equity multiple: 4.65×
• Total profit: $182,817
• Equity at exit: $15,468

Cash invested: $50,092 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 92270

• Rents YoY: 3.7%
• Active inventory: 532
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $3,136 high
• Mortgage (P&I): −$938
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $1,432

Break-even live

Break-even rent $1,323

Max offer price $178,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,533	-5% $1,483	+0% $1,432	+5% $1,382	+10% $1,117
Rent	-10% $1,184	-5% $1,308	+0% $1,432	+5% $1,556	+10% $1,680
Rate	-1.0pp $1,522	-0.5pp $1,478	base $1,432	+0.5pp $1,386	+1.0pp $1,339

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $44,725
• Closing costs: $5,367
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37800 Da Vall Dr #12 Rancho Mirage, CA	2.0	2.0	1387	$2,400	$1.73	44d	1	0.32mi
70170 Sun Valley Dr Rancho Mirage, CA	2.0	2.0	1368	$3,800	$2.78	5d	1	0.58mi
251 S Paseo Laredo Unit 251 Cathedral City, CA	1.0	2.0	1440	$2,550	$1.77	25d	1	0.63mi
251 S Paseo Laredo Cathedral City, CA	2.0	2.0	1440	$2,400	$1.67	44d	1	0.63mi
39905 Estates Rd Unit 3 Rancho Mirage, CA	2.0	2.0	1000	$1,800	$1.80	25d	1	0.85mi
70260 California 111 #24 Rancho Mirage, CA	2.0	1.0	836	$1,550	$1.85	44d	1	0.86mi
39955 Estates Rd Apt 11 Rancho Mirage, CA	2.0	2.0	1000	$2,395	$2.40	6d	1	0.89mi
36040 Avenida de las Montanas Unit E Cathedral City, CA	2.0	2.0	1220	$3,200	$2.62	44d	1	1.13mi
68695 F St Cathedral City, CA	3.0	2.5	896	$2,500	$2.79	44d	1	1.16mi
152 Estrada Way #152 Cathedral City, CA	2.0	2.0	1500	$2,200	$1.47	44d	1	1.21mi
38 Mission Ct Rancho Mirage, CA	3.0	3.0	1382	$3,500	$2.53	44d	1	1.29mi
35 Mission Ct Rancho Mirage, CA	3.0	2.0	1382	$4,125	$2.98	44d	1	1.29mi
35054 Mission Hills Dr Rancho Mirage, CA	2.0	2.0	1396	$2,549	$1.83	5d	1	1.44mi

Listing history 26 events

1. 2026-06-21
   days on market $178,900 Active 75 DOM
2. 2026-06-18
   days on market $178,900 Active 72 DOM
3. 2026-06-17
   days on market $178,900 Active 71 DOM
4. 2026-06-16
   days on market $178,900 Active 70 DOM
5. 2026-06-15
   days on market $178,900 Active 69 DOM
6. 2026-06-13
   days on market $178,900 Active 67 DOM
7. 2026-06-13
   days on market $178,900 Active 66 DOM
8. 2026-06-09
   days on market $178,900 Active 63 DOM
9. 2026-06-08
   days on market $178,900 Active 62 DOM
10. 2026-06-07
    days on market $178,900 Active 61 DOM
11. 2026-06-04
    days on market $178,900 Active 58 DOM
12. 2026-06-03
    days on market $178,900 Active 57 DOM
13. 2026-06-02
    days on market $178,900 Active 56 DOM
14. 2026-06-01
    days on market $178,900 Active 55 DOM
15. 2026-05-31
    days on market $178,900 Active 54 DOM
16. 2026-05-07
    price $179,000 690-char remark

    Show marketing remark (690 chars)

    MAJOR PRICE REDUCTION!!!! Located in the heart of Rancho Mirage and built in 2000, this 3 bedroom two bath Home with side by side covered parking, and a third open space adjacent. and sits on a green belt, with views of the foothills and so close to all major shopping, restaurants, and entertainment, not to mention the world class Rancho Miragge Public Library . Beautiful family Park with clubhouse Pool and Spa Space rent is 937.00 which includes water and sewer. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and Deli Call Marilyn for a showing today

17. 2026-05-01
    price $198,000 690-char remark

    Show marketing remark (690 chars)

    MAJOR PRICE REDUCTION!!!! Located in the heart of Rancho Mirage and built in 2000, this 3 bedroom two bath Home with side by side covered parking, and a third open space adjacent. and sits on a green belt, with views of the foothills and so close to all major shopping, restaurants, and entertainment, not to mention the world class Rancho Miragge Public Library . Beautiful family Park with clubhouse Pool and Spa Space rent is 937.00 which includes water and sewer. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and Deli Call Marilyn for a showing today

18. 2026-04-07
    listed $199,000 Active 690-char remark

    Show marketing remark (690 chars)

    MAJOR PRICE REDUCTION!!!! Located in the heart of Rancho Mirage and built in 2000, this 3 bedroom two bath Home with side by side covered parking, and a third open space adjacent. and sits on a green belt, with views of the foothills and so close to all major shopping, restaurants, and entertainment, not to mention the world class Rancho Miragge Public Library . Beautiful family Park with clubhouse Pool and Spa Space rent is 937.00 which includes water and sewer. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and Deli Call Marilyn for a showing today

19. 2019-07-16
    soldstatus $50,000 Closed 490-char remark

    Show marketing remark (490 chars)

    Excellent close-in Rancho Mirage built in 2000, with THREE bedrooms and two baths, side by side covered parking, wjth a third open space adjacent. Situated on a green belt, with views of the foothills so close you will think you could reach out and touch them. Nice family park with rent at about $700/mo. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and deli.

20. 2019-07-16
    soldstatus $50,000 Sold 490-char remark

    Show marketing remark (490 chars)

    Excellent close-in Rancho Mirage built in 2000, with THREE bedrooms and two baths, side by side covered parking, wjth a third open space adjacent. Situated on a green belt, with views of the foothills so close you will think you could reach out and touch them. Nice family park with rent at about $700/mo. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and deli.

21. 2019-04-29
    historical Backup Offers Accepted 490-char remark

    Show marketing remark (490 chars)

    Excellent close-in Rancho Mirage built in 2000, with THREE bedrooms and two baths, side by side covered parking, wjth a third open space adjacent. Situated on a green belt, with views of the foothills so close you will think you could reach out and touch them. Nice family park with rent at about $700/mo. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and deli.

22. 2019-04-09
    price $50,000 490-char remark

    Show marketing remark (490 chars)

    Excellent close-in Rancho Mirage built in 2000, with THREE bedrooms and two baths, side by side covered parking, wjth a third open space adjacent. Situated on a green belt, with views of the foothills so close you will think you could reach out and touch them. Nice family park with rent at about $700/mo. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and deli.

23. 2019-03-25
    price $68,500 490-char remark

    Show marketing remark (490 chars)

    Excellent close-in Rancho Mirage built in 2000, with THREE bedrooms and two baths, side by side covered parking, wjth a third open space adjacent. Situated on a green belt, with views of the foothills so close you will think you could reach out and touch them. Nice family park with rent at about $700/mo. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and deli.

24. 2019-02-12
    listed $69,500 Active 490-char remark

    Show marketing remark (490 chars)

    Excellent close-in Rancho Mirage built in 2000, with THREE bedrooms and two baths, side by side covered parking, wjth a third open space adjacent. Situated on a green belt, with views of the foothills so close you will think you could reach out and touch them. Nice family park with rent at about $700/mo. Central air, heat, and evaporation cooling. Large entry covered patio, and a second paved area in back for a private spot to enjoy the view. Walk to bus service, restaurants, and deli.

25. 2003-12-01
    historical
26. 2003-07-28
    listed $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $390 · $32/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$970/yr (+$81/mo · 248.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,632
• − Mortgage interest: −$10,021
• − Property taxes: −$390
• − Insurance: −$894
• − Repairs & maintenance: −$3,011
• − Management: −$3,011
• − Depreciation: −$5,204
• Taxable income: $15,100
• Est. tax owed @ 24.0%: −$3,624
• After-tax cash flow: $13,562/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Palm Springs Unified
• NCES district ID: 0629550
• Math proficiency: 21% ▼ -7.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $43,638
• Composite: 26.76/100
• National rank: #7131
• State rank: #328 of 517 in CA

Livability — Rancho Mirage

• Score: 51/100
• State rank: #1065
• US rank: #25255

Category grades

Amenities F Commute F Cost of living F Crime B- Employment A+ Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rancho Mirage, CA
• County: Riverside County · 2,287,001 people
• City population: 17,563
• Metro: Riverside-San Bernardino-Ontario, CA
• Population (ZIP): 17,563
• Household income: $107,364
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 498.0

Population outlook (Riverside County) Hauer SSP2

• Today (2025): 2,664,475 people
• By 2030: 2,802,692 · +5.2%
• By 2040: 3,050,904 · +14.5%
• By 2050: 3,256,783 · +22.2%
• By 2075: 3,655,058 · +37.2%
• By 2100: 3,766,594 · +41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 15% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 3%
• Foreign-born: 17% · Canada, South Korea, China
• Languages at home: 81% English-only · Spanish 11% Other Indo-European 3% French/Haitian/Cajun 1%

Political lean MEDSL · Riverside

• 2024 margin: Toss-up / Even · D 48.0% · R 49.3% · Other 2.6%
• 2008→2024 swing: -3.6pp toward R · 2008: 2.3pp · 2024: -1.3pp
• All cycles: 2024: R+1.3 2020: D+8.0 2016: D+4.3 2012: R+0.4 2008: D+2.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.99%
• Current HPI: 282.2957
• Rent YoY: ▲ 3.72%
• Metro: Riverside-San Bernardino-Ontario, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+138.7% since first listed

11 events — show timeline

• 2026-05-07 Price Changed $179,000 GPSMLS
• 2026-05-01 Price Changed $198,000 GPSMLS
• 2026-04-07 Listed $199,000 GPSMLS
• 2019-07-16 Sold (MLS) $50,000 GPSMLS
• 2019-07-16 Sold (MLS) $50,000 GPSMLS
• 2019-04-29 Contingent — GPSMLS
• 2019-04-09 Price Changed $50,000 GPSMLS
• 2019-03-25 Price Changed $68,500 GPSMLS
• 2019-02-12 Listed $69,500 GPSMLS
• 2003-12-01 Listing Removed — GPSMLS
• 2003-07-28 Listed $75,000 GPSMLS

Property tax history

-2.2%/yr

Latest (2025): $390 · -1.7% YoY. Source: county tax records.